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HomeMy WebLinkAboutPlanning Commission Resolution 2015-15 09/08/2015RESOLUTION NO. 2015 -15 CITY OF PETALUMA PLANNING COMMISSION APPROVING SITE PLAN AND ARCHITECTURAL REVIEW FOR THE CADER CORPORATE CENTER PROJECT LOCATED AT 1480 CADER LANE APN: 005 - 040 -057 FILE NO: PLSR -15 -0005 WHEREAS, Danny Garon submitted an application for Site Plan and Architectural Review for the development of three (3) tilt up warehouse style buildings, totaling 267,840 square feet in floor area, to house light industrial and distribution uses and located at 1480 Cader Lane (APN 005 -040- 057) ( "Project "); and WHEREAS, prior to acting on this Site Plan and Architectural Review application, the Planning Commission approved a Mitigated Negative Declaration (MN D) on September 8, 2015 via Resolution 2015 -14; and WHEREAS, the Planning Commission held a duly noticed public hearing to consider Site Plan and Architectural Review of the proposed project on September 8, 2015; and WHEREAS, public notice was published in the Argus- Courier and mailed to residents and occupants within 500 feet of the project site in compliance with state and local law; and NOW, THEREFORE, BE IT RESOLVED THAT: A. The foregoing recitals are true and correct and incorporated herein by reference. B. Based on the staff report, staff presentation, comments received and the public hearing, the Planning Commission makes the following findings based on substantial evidence in the record: 1. The Project is consistent with the General Plan 2025 Business Park land use designation in that light processing and manufacturing and wholesale and distribution, are principally permitted uses. In particular, the project is consistent with the following goals, policies, and programs of the 2025 General Plan 1 -P -9 4 -P -9 4 -P -19 5 -P -22 Support continued development and intensification of employment centers. Require a percentage of parking spaces in large parking lots or garages to provide electrical vehicle charging facilities. Encourage use and development of renewable or non - traditional sources of energy Preserve and enhance pedestrian connectivity and require well connected pedestrian network developments to adjacent land uses. in existing neighborhoods linking new and existing Planning Commission Resolution No. 2015 -15 Page 1 2. The Project, as conditioned, is consistent with the BP zoning district as the Project complies with all development standards for the BP zoning district, including setbacks, Floor to Area Ratio (FAR), and building height. 3. All the required findings for Site Plan and Architectural Review found at Implementing Zoning Ordinance §24.010 (G) (1) can be made, as follows: The Project includes the use of quality materials and is in harmony with and in proportion with the overall design. The design of the buildings will be deferential to the industrial/ business park character of the Lakeville Planning Subarea such in that they will be simple in form and detailing and will feature materials (concrete, aluminum and glass) compatible with the character of the site and greater subarea. The Project's architectural style is appropriate and compatible with the overall character of the neighborhood. Existing business park development located to the north, south, west and east consists of tilt up warehouse buildings that are generally rectangular with strong horizontal orientation and little, if any, detailing. The architecture in the surrounding area is indicative of the function and uses of the respective properties. The architecture of the proposed project will continue this trend of favoring functionality over aesthetic embellishment and is expected to be compatible with the established character of the Lakeville Planning Subarea. iii. The siting of the buildings on the property is compatible with the siting of other structures in the immediate neighborhood. The project will feature three tilt up buildings organized in a U -Shape around the site with orientation to the front and rear of the site and frontage on Cader Lane. The uses will be confined to the center of the site and parking will be located around the site perimeter. All of the buildings will feature a minimum setback of 84 feet and will be surrounded by parking spaces. The proposed spatial organization is similar to that seen on other sites throughout the Lakeville Planning Subarea and will not depart from the established character. iv. Although plans associated with this Project show signage, signage is only permitted after the technical review and approval of sign permits) prior to construction. The Project under consideration excludes signage (see Condition 11); thus, no signage finding is applicable. V. The Project's bulk, height, and color of the proposed structures are consistent with the bulk, height, and color of other structures in the immediate neighborhood. The proposed colors and materials are compatible with existing development in the immediate neighborhood. Concrete revels will serve as wall cladding and will be painted in neutral tones. The buildings will feature expansive windows which will serve to punctuate the large walls and break up the bulk and mass of the building. The proposed height of 36 feet falls within the allowable 40 foot height limit for BP zoning and mirrors the height of other buildings in the immediate vicinity. vi. The Project's landscaping is in keeping with the character of the site. The landscaping will be concentrated around the periphery of the site in order to provide screening and shade the parking lot areas. A limited number of trees will be located on parking island bulb outs to shade the sidewalk and parking area. The concentration of landscaping on the periphery is in keeping with the character of the site and will encourage functionality while providing visual interest and texture to the project site. vii. The Project's ingress, egress, internal circulation for bicycles and automobiles, off - street automobiles and bicycle parking facilities and pedestrian ways promote safety and convenience, and conform to approved City standards. The Project will Planning Commission Resolution No. 2015 -15 Page 2 maintain existing ingress, egress points and will configure internal circulation that promotes safe and accessible pedestrian and vehicular circulation. The project will also introduce a meandering sidewalk which will facilitate pedestrian connectivity in the Lakeville Planning Area. C. Based on its review of the entire record herein, including the staff report, all supporting, referenced, and incorporated documents and all comments received and foregoing findings, the Planning Commission hereby approves Site Plan and Architectural Review for the Project, subject to the conditions of approval attached hereto as Exhibit 1. ADOPTED this 8th day of September, 2015, by the following vote: Commission Member Aye No Absent Abstain Councilmember Barrett X Vice Chair Benedetti- Petnic x Gomez X Chair Lin X Marzo X Pierre x Wolpert I x Planning Commission Resolution No. 2015 -15 Page 3 Exhibit 1 SPAR CONDITIONS OF APPROVAL Cader Corporate Center 1480 Cader Lane APN 005 - 040 -057 File PLSR -15 -0005 Planning Division Standard Conditions of Approval 1. Plans submitted to the City of Petaluma for purposes of construction shall be in substantial conformance with the plans and color /material board on file with the Planning Division and date stamped August 28, 2015, except as modified by these conditions of approval. 2. This approval is granted for and contingent upon construction of the project as a whole, in a single phase, with the construction and /or installation of all features approved and required herein. Modifications to the project, including but not limited to a change in construction phasing, shall require Site Plan and Architectural Review in accordance with IZO §24.010. 3. All mitigation measures of Resolution No. 2015 -XX approving the Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program are incorporated by reference and made conditions of approval. 4. Prior to the issuance of any construction permits, these conditions of approval and the Mitigation Monitoring and Reporting Program shall be included with the plan set. A copy of the approved plans shall be maintained on -site when construction activities are occurring. 5. Prior to building permit issuance, all applicable development impact fees shall be paid. 6. Prior to issuance of a building permit the required public art in lieu fee shall be paid in full for the development. 7. Upon the approval of Resolution No. 2015 -XX, the applicant shall provide the Planning Division with the Notice of Determination fee required by Fish and Wildlife Code Section 711.4(d). The fee payment shall be made by check payable to the Sonoma County Clerk, in the amount required and published by the Sonoma County Clerk for such fee. 8. The site shall be kept cleared at all times of garbage and debris. No outdoor storage shall be permitted 9. Construction activities shall comply with performance standards specified in Implementing Zoning Ordinance Chapter 21, except as modified by the conditions herein. 10. The contractor(s) shall implement basic and additional air quality construction measures set forth By BAAQMD, including the following: Planning Commission Resolution No. 2015 -15 Page 4 a. Watering of all active construction areas (staging, parking, soil piles, graded areas, unpaved driveways, etc.) shall be performed at least twice daily. b. Cover all haul trucks transporting soil, sand, or other loose materials offsite. c. Sweep daily (with water sweepers) all paved access roads, parking areas, and staging areas. Sweep streets daily (with water sweepers) if visible soil material is deposited onto adjacent roads. d. Limit traffic speeds on any unpaved roads to 15 mph. e. Suspend construction activities that cause visible dust plumes that extend beyond the construction site. f. A certified mechanic shall verify that equipment used for construction purposes is properly tuned and maintained in accordance with manufacturer specifications. g. Idling times shall be limited to 5 minutes or less pursuant to the "no idling" rule for in -use off -road diesel - fueled vehicles. Signage during construction shall be posted at the construction site indicating the idle time limitation. h. All diesel - powered off -road equipment larger than 50 horsepower and operating at the site for more than two days continuously shall meet U.S. EPA particulate matter emissions standards for Tier 2 engineer or the equivalent. i. Diesel - powered generators or air compressors shall not be used on -site for more than two days continuously, unless under emergency conditions. j. Post a publicly visible sign with the telephone number of designated person and person to contact at the Lead Agency regarding dust complaints. This person shall respond and take corrective action within 48 hours. The Air District's phone number shall also be visible to ensure compliance with applicable regulations. 11. Construction site watering shall be performed in conformance with the City of Petaluma Water Shortage Contingency Plan Stage 2 provisions. Use of potable water is limited to one truck load per day for the purposes of dust control. Additional daily water needs shall be met with recycled water. 12. If during the course of ground disturbing activities, including, but not limited to: excavation, grading and construction, a potentially significant prehistoric or historic archeological resource is encountered, all work within a 100 foot radius of the find shall be suspended for a time deemed sufficient for a qualified and city- approved cultural resource specialist to adequately evaluate and determine significance of the discovered resource and provide treatment recommendations. Should a significant archeological resource be identified a qualified archaeologist shall prepare a resource mitigation plan and monitoring program to be carried out during all construction activities. 13. In the event that paleontological resources, including individual fossils or assemblages of fossils, are encountered during construction activities all ground disturbing activities shall halt and a qualified paleontologist shall be procured to evaluate the discovery and make treatment recommendations. 14. In the event that human remains are uncovered during earthmoving activities, all construction excavation activities shall be suspended and the following measures shall be undertaken: Planning Commission Resolution No. 2015 -15 Page 5 a. The Sonoma County Coroner shall be contacted to determine that no investigation of the cause of death is required. b. If the coroner determines the remains to be Native American the coroner shall contact the Native American Heritage Commission within 24 hours. c. The project sponsor shall retain a City- approved qualified archaeologist to provide adequate inspection, recommendations and retrieval, if appropriate. d. The Native American Heritage Commission shall identify the person or persons it believes to be the most likely descended from the deceased Native American, and shall contact such descendant in accordance with state law. e. The project sponsor shall be responsible for ensuring that human remains and associated grave goods are reburied with appropriate dignity at a place and process suitable to the most likely descendent. 15. All exterior lighting shall be directed onto the project site and access ways and shielded to prevent glare and intrusion onto adjacent properties. 16. A Final Lighting Plan delineating building mounted lights shall be approved by the Planning Manager prior to building permit approval. 17. Bicycle racks shall comply with size dimensions and location requirements of the Bicycle and Pedestrian Master Plan. Applicant shall ensure adequate access to each bicycle rack from all sides and avoid placing racks too close to any wall or structure. 18. All plantings shall be maintained in good growing condition. Such maintenance shall include, where appropriate, pruning, mowing, weeding, cleaning of debris and trash, fertilizing and regular watering. Whenever necessary, planting shall be replaced with other plant materials to insure continued compliance with applicable landscaping requirements. Required irrigation systems shall be fully maintained in sound operating condition with heads periodically cleaned and replaced when missing to insure continued regular watering of landscape areas, and health and vitality of landscape materials. 19. No signage is approved by this permit. Separate sign permits in compliance with Section 20.050 of the Implementing Zoning Ordinance shall be obtained prior to the installation of signage. 20. The applicant shall defend, indemnify, and hold harmless the City or any of its boards, commissions, agents, officers, and employees from any claim, action, or proceeding against the City, its boards, commissions, agents, officers, or employees to attack, set aside, void, or annul any of the approvals of the project, when such claim or action is brought within the time period provided for in applicable State and /or local statutes. The City shall promptly notify the applicants /developers of any such claim, action, or proceeding. The City shall coordinate in the defense. Nothing contained in this condition shall prohibit the City from participating in a defense of any claim, action, or proceeding and if the City chooses to do so appellant shall reimburse City for attorneys' fees by the City. Special Conditions of Approval 21. The potential environmental effects of the project were studied and based upon a project Planning Commission Resolution No. 2015 -15 Page 6 description utilized in an Initial Study prepared pursuant to the California Environmental Quality Act. Certain elements of the project description are necessary to prevent one or more significant effects. Therefore, to ensure this approval results in project consistent with the description relied upon in the Initial Study, Prior to building permit issuance, the following applicant proposed conditions shall be shown on plans submitted for construction purposes and the Project shall include a) No more than 23,692 square feet or 8.8% of the total building square footage for the site shall be air conditioned. b) No commercial refrigeration rooms and /or equipment c) At least 16,200 square feet of solar arrays shall be maintained in good working condition and are to remain in operation throughout the life of the project. Areas where solar is not to be installed shall be pre -wired to allow for future installation of solar panels. 22. Commercial truck trailers shall only be parked at loading docks or the approximate 1.4 acre enclosed area at the rear of Building "C" as shown on Sheet A1.01 of the plans dated August 10, 2015. 23. Prior to building permit issuance, the Planning Manager shall approve a final landscape that shows the conversion of approximately 100 parking spaces (or an amount deemed appropriate) to attractive landscaped employee amenity areas. The revised landscape plan shall include, but not be limited to: a. Planting species, locations, and numbers; b. Screening or trellis system to provide screening c. Hardscape materials for employee amenity areas d. Irrigation systems Compliance with this condition shall be achieved after verification of compliance with all water efficiency standards, as noted in conditions from the Public Works & Utilities Department below. 24. The application states the intent to establish a subsidized public transportation program. Accordingly, prior to issuance of occupancy, the applicant shall obtain Planning Manager approval of a subsidized transportation program in accordance with, or similar to, the Bay Area Air Quality Management District's (BAAQMD) Commuter Benefits Program codified at Air District Regulation 14, Rule 1. 25. In accordance with IZO Sectionl1.090 the applicant shall provide four (4) employee showers per building which shall be shown on construction plans prior to issuance of building permit. Building Division 1. Prior to building permit issuance, demonstrate to the Chief Building Official or his delegate how the project conforms to the Cal Green Tier 1 requirements with Modified Tier 1 for construction and demolition. Planning Commission Resolution No. 2015 -15 Page 7 2. Cool roofing shall be required in the event that office space extends to roof framing. Fire Department 1. On -site hydrant distribution and fire flow shall be per City Standards and CA Fire Code requirements. All buildings shall be sprinklered per NFPA 13, with sprinkler FDCs located within 50 feet of a fire hydrant. 2. Gates limiting emergency vehicle access to within 150 feet of all first floor exterior walls shall be equipped with Fire Department approved "Knox" locks. Electrically operated gates shall be equipped with "Knox" key overrides. Traffic- calming devices such as speed humps shall be clearly indicated on plans and are subject to approval by the Fire Department at the time of Grading or Building permit review. Public Works Department 1. Frontage improvements shall be installed across the Cader Lane street frontage including meandering sidewalk, Class II on- street bike lane, fire hydrants, landscaping, as well as City utility connections. The applicant is responsible for completing installation of frontage improvements required as part of the previous RNM Cader Lane /Sola Optical Development. 2. All portions of existing driveways, curbs and returns, gutter, ramps, that are cracked, displaced, etc. shall be removed and replaced per City standards. 3. The existing streetlights shall be connected and activated prior to completion of final inspection. 4. A public access or sidewalk easement, dedicated to the City of Petaluma, is required for any portion of the sidewalk located on the project site. 5. Install a new City bus stop with a 10' x 12' wide concrete pad and City standard shelter at a location approximately 50 feet east of the westerly most driveway entrance. The location shall provide a drop off /pick up with connections to the meandering sidewalk and on -site facility and shall be accessible. A sign post and bus stop sign shall be installed. The exact placement of the transit stop facilities shall be subject to the review and approval of the Petaluma Transit Manager during review of the construction drawings. 6. All on -site sanitary sewer, storm drain, and water supply systems shall be private. 7. Submit final, construction level calculations for both storm water runoff and storm water treatment. 8. Trees within public utility easements or within the public right of way over public utilities shall be limited low lying shrubs and ground cover. 9. All landscaping irrigation shall meet the City's water efficiency requirements. 10. The applicant shall submit a Notice of Intent and Storm Water Pollution Prevention Plan (SWPPP), and obtain approval for the State Water Resources Control Board, through the Planning Commission Resolution No. 2015 -15 Page 8 SMARTS system. The applicant shall file a Notice of Completion at the end of construction, at completion of the project. 11. A private storm drain system easement shall be granted to adjacent properties which drain onto and /or through the project site. 12. Fire flow and pressure calculations indicating sufficient fire flow and pressure per the Fire Marshal's office shall be submitted to Public Works and Utilities. 13. Provide consent agreement approval documentation from PG &E approving proposed work within the two existing utility easements. 14. Verify whether or not a Public Utility Easement (PUE) exists along the project frontage. If such easement does not exist, a 10 -wide PUE is required. 15. All work shall be per City of Petaluma standards and specifications. 16. All drainage swales shall be collected in a subsurface conduit and directed to a storm drain system. Lot to lot surface drainage shall not occur. 17. Public streets shall be kept clean and free of debris and equipment at all times. 18. An encroachment permit is required for all work within the public right of way. Planning Commission Resolution No. 2015 -15 Page 9